Duplex Under
For Sale
$489,950
311 & 313 NW 65th Avenue, Bentonville, AR 72713
MULTI_FAMILY - Bentonville, AR
Property Size2,502 SF
Lot Size0.30 Acres
Price / SF$195.82
Days on Market301
Property Features for 311 & 313 NW 65th Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 3, Bedroom 5, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 6, Bedroom 4, Bathroom 3, Bathroom 4
Parking features
Open, Garage
Exterior features
ConcreteDriveway
Appliances
ElectricRange, ElectricWaterHeater, Disposal, Microwave
Subdivision
Woodward Park Ph Ii Highfill
Lot features
Subdivision
Directions
From Regional Airport Blvd, N Onto Hutcheson To Woodward Park
Standard status
Active
APN
22-01392-000
Size
2,502 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
PLAT 11/3/2023 L202357176 & EMST PLAT 8/17/2023 L202342320(SEE ADMIN NTS)
Tax Annual Amount
728
Legal Description
PLAT 11/3/2023 L202357176 & EMST PLAT 8/17/2023 L202342320(SEE ADMIN NTS)
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
2025
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile, Carpet
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
NextHome NWA Pro Realty
(479) 418-3000
Listed By:
Patrick Kuhlman · License #SA00074566
(479) 877-0184
Added: Oct 28, 2025
Changed: Aug 3
Last Checked: Aug 24 at 7:06AM
MLS# 1326837
Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This brand-new duplex is under construction and designed for low-maintenance living. The property consists of two sides, with each unit offering three bedrooms and two bathrooms, plus a 1-car garage. The interior layout includes an open-concept living area, with vinyl, carpet, and tile flooring throughout. Heating and cooling are electric central systems with central air. Appliances listed include an electric range, microwave, disposal, and electric water heater. Exterior features include a concrete driveway. Construction materials include brick and vinyl siding, and the roof is shingle.
The duplex is located at 311 & 313 NW 65th Avenue in Bentonville, AR 72713, within Bentonville schools.
Set up as a duplex with identical unit layouts, the property can suit owner-occupants and investors looking for house-hacking or rental flexibility.
The duplex is located at 311 & 313 NW 65th Avenue in Bentonville, AR 72713, within Bentonville schools.
Set up as a duplex with identical unit layouts, the property can suit owner-occupants and investors looking for house-hacking or rental flexibility.
Key Highlights
- Duplex under construction built in 2025
- Two sides with three bedrooms and two bathrooms on each unit
- Each unit includes a 1‑car garage
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,838
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.66%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$456,760
$456.8K
Cap Rate 7%
$326,257
$326.3K
Cap Rate 9%
$253,756
$253.8K
Market Conditions
NOI Build-Up for 2,502 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$34.5K $13.80/SF
− Vacancy
−$1.9K −$0.76/SF
EGI
$32.6K $13.04/SF
− OpEx
−$9.8K −$3.91/SF
NOI
$22.8K $9.13/SF
Area
Benton County, AR
Vacancy
5.51%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$456,760
Cap Rate 7%
$326,257
Cap Rate 9%
$253,756
Alternative Uses
Best Use
Multifamily LT 5
$326.3K
$285.5K – $380.6K
NOI $22,838 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$291.1K
$254.7K – $339.6K
NOI $20,378 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$687.6K
$601.6K – $802.2K
NOI $48,130 @ 7.0% cap · market cap 9.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 72713, AR
25,076
Population
10,752
Households
2.3
Avg Household Size
31
Median Age
58%
College-Educated
97%
High-School Grad
48.5 sq mi
ZIP Area
517
Density / Sq Mi
$117,752
Median Household Income
$72,491
Median Earnings
$1,302
Median Rent
$355,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - New duplex under construction with two side-by-side units, each featuring three bedrooms and a one-car garage.
Where is this duplex located?
The property is located at 311 & 313 NW 65th Avenue Bentonville, AR.
What is the asking price?
The asking price for this property is $489,950.
What are key features of this property?
This property features: Duplex under construction built in 2025; Two sides with three bedrooms and two bathrooms on each unit; Each unit includes a 1‑car garage
